The Hallway Problem in Hattan Villas
We moved a family into a Hattan 3 villa last October. Beautiful place — 5 bedrooms, direct lake view, renovated kitchen with a massive island counter. But the ground-floor hallway between the front entrance and the master suite measured 87cm at its narrowest point. Their brand-new king-size bed frame was 92cm wide. We spent 40 minutes removing the frame rails, walking the mattress and base through separately, and reassembling everything in the bedroom.
That's The Lakes in a nutshell. Premium location, premium price, but built in 2004–2008 when hallway widths weren't designed for today's furniture trends. Know your measurements before moving day.
Four Sub-Communities, Four Price Points
The Lakes sits within Emaar's Emirates Living master development, between The Springs to the south and The Meadows to the north. But don't confuse it with either — The Lakes is a separate community with higher-spec villas, direct lakefront positioning, and pricing that reflects it.
The four sub-communities:
- Hattan: The largest and most expensive. 4–6 bedroom villas with plots up to 6,000 sq ft. Direct lake frontage on many units. Rent: AED 300,000–400,000/year. Purchase: AED 6.5M–9M.
- Forat: Mid-range 3–4 bedroom villas. Good balance of space and price. Rent: AED 220,000–300,000/year. Purchase: AED 4.5M–6.5M.
- Deema: Townhouses and smaller villas. The entry point into The Lakes. Rent: AED 180,000–250,000/year. Purchase: AED 3.5M–5M.
- Ghadeer: Compact 2–3 bedroom units. Closest to The Springs in feel and price. Rent: AED 150,000–200,000/year. Purchase: AED 3M–4.5M.
The price gap between sub-communities is significant. A Ghadeer 3-bed and a Hattan 5-bed can be 500 metres apart and AED 200,000/year apart in rent. Know which sub-community you're targeting before you start viewing.
Why The Lakes Commands a Premium
Three words: mature lakefront landscaping. The Lakes has had 20 years to grow into itself. The trees are tall. The hedges are thick. The walking paths along the lake feel like they belong in a European garden suburb, not a desert city. Every villa in Hattan and Forat has some lake view or lake access. Joggers, cyclists, and dog walkers use the perimeter paths daily.
Then there's the location. Emirates Golf Club is literally next door — members walk from their villas to the clubhouse. The Els Club is a 5-minute drive. For golf families, this is prime real estate.
And the neighbours matter. Emirates Living communities share a general management framework, but The Lakes has a distinct demographic — long-term expat professionals, senior management, and families who've been in Dubai 10+ years. The community is stable. Turnover is low. Your neighbours have been there a while, and that creates a different atmosphere from newer communities where everyone's still figuring things out.
Schools Within Reach
Emirates International School Meadows is the closest — walking or cycling distance from most Lakes villas. Rated Very Good by KHDA with British curriculum options. JESS (Jumeirah English Speaking School) Arabian Ranches runs bus routes through Emirates Living and is 12 minutes by car.
For American curriculum, American School of Dubai in Al Barsha is 15 minutes. Indian curriculum options include GEMS Our Own English High School in Al Warqa'a (20 minutes) and multiple schools along Sheikh Zayed Road.
The school bus factor matters here. Most bus services cover Emirates Living as a single zone, which keeps monthly transport costs down — typically AED 3,000–5,000 per term depending on the school.
How Much Does Moving to The Lakes Cost?
A villa move into The Lakes runs AED 3,500–6,500 depending on villa size, sub-community, and what's happening in the garden. Our villa moving service includes standard furniture handling, but The Lakes villas often have extras that push the price up.
Here's what we mean by extras:
Outdoor kitchens and built-in BBQs. Many Hattan and Forat owners have invested in elaborate outdoor living areas — stone-topped BBQ stations, outdoor fridges, heavy teak dining sets. These require specialist dismantling and protection. Budget an additional AED 600–1,200 for comprehensive outdoor area handling.
Garden ornaments and planters. After 20 years of resident investment, some Lakes gardens have accumulated serious weight. Ceramic planters, stone fountains, garden sculptures — we once moved a family out of Hattan who had 14 large terracotta pots weighing 30–50kg each. That's a separate truck load.
The good news: The Lakes has wide streets and private driveways that make truck access straightforward. No loading bay drama. No elevator booking required. We park in the driveway, and the only constraint is the gate entry from community security.
The Age Factor: What 20 Years Means for Your Move
Some Lakes villas have been fully renovated in the last 3–5 years — new kitchens, modernised bathrooms, fresh landscaping, smart home integration. Others look exactly like they did in 2006. The range is enormous, and it directly affects your experience.
What to check in an unrenovated unit:
- Kitchen layout: Original Emirates Living kitchens were smaller and more enclosed than today's open-plan preference. Some landlords have knocked through walls. Others haven't. If you're bringing large appliances, confirm the kitchen dimensions.
- Bathroom fixtures: Original 2005 taps, showerheads, and toilets are past their prime. Replacement is the landlord's responsibility, but you need to push for it before signing.
- Electrical capacity: Older villas may not have enough power outlets for modern electronics. Extension leads become a way of life unless the landlord has upgraded the wiring.
- Water heater: Check the tank size and age. A family of 5 in a 4-bed villa with the original 50-gallon heater will run out of hot water. Upgrade to 80+ gallons or get a demand-based system installed.
- Window seals: Desert sand and UV damage degrade window seals over time. Poor seals mean dust inside the house and reduced AC efficiency. Check the edges of every window.
Renovated units command 20–30% more rent but save you the hassle of negotiating improvements post-move. For a Forat villa, that's the difference between AED 230,000 and AED 290,000/year — worth it if the renovation is comprehensive.
The Lakes vs Springs vs Meadows
They're all in Emirates Living. They share community management. But they're different products for different budgets.
The Springs is Emirates Living's entry point — townhouses and compact villas, AED 100,000–180,000/year. Smaller plots, shared green spaces, and a younger/more transient resident base. Great value, but less privacy and no lake frontage. Read our Springs and Meadows guide for the full picture.
The Meadows sits in the middle — detached villas with more space than Springs but less lakefront than The Lakes. AED 180,000–280,000/year. Good for families who want villa living without The Lakes' premium.
The Lakes is the top tier. Lakefront positioning, largest plots (in Hattan), established gardens, and the most desirable addresses in Emirates Living. You're paying for maturity, privacy, and water views.
Daily Life in The Lakes
Groceries come from Spinneys in Meadows Town Centre (5 minutes) or the larger Carrefour at Mall of the Emirates (10 minutes). Restaurants cluster around Meadows Town Centre and along Hessa Street. For serious dining, Marina and JBR are 15–20 minutes.
The morning commute to DIFC takes 20–30 minutes via Sheikh Zayed Road. To Internet City or Media City, it's 12–18 minutes. The SZR on-ramp from Emirates Living is one of the less congested ones, which helps.
Weekend life revolves around the lakes themselves. The walking/cycling paths connect through to Meadows and Springs, creating a 12km+ loop that residents use obsessively. It's one of the few places in Dubai where you can exercise outdoors without driving to a track first.
Emaar Community Management: What to Expect
Emaar manages Emirates Living, and their move-in/move-out permit process goes through the Emaar community management office. You'll need your tenancy contract and Emirates ID. Processing takes 3–5 business days — longer than Nakheel. Start early.
The security deposit for moves is AED 2,000 (refundable), higher than some communities because of the premium common areas. Permitted moving hours are 9:00 AM–5:00 PM, Sunday–Thursday. Saturday moves are possible with advance approval.
Ready to explore? Get a free moving estimate for your Lakes villa, or see how we handle full packing for villa moves. Compare with our Arabian Ranches guide if you're still deciding.
Frequently Asked Questions
How much is rent in The Lakes Dubai?
Rent in The Lakes ranges from AED 150,000/year for a 2-bed Ghadeer unit to AED 400,000/year for a lakefront 5-bed Hattan villa. The average 4-bed Forat or Hattan villa rents for AED 260,000–350,000/year. Renovated units with modern kitchens and updated bathrooms sit at the upper end of each range.
What's the difference between The Lakes and The Springs in Dubai?
Both are Emaar communities in Emirates Living, but they target different budgets. The Springs has smaller townhouses and villas at AED 100,000–180,000/year. The Lakes has larger villas with direct lake frontage at AED 150,000–400,000/year. The Lakes also has more established landscaping, larger plots, and a more settled resident community.
Are The Lakes villas old?
Yes — The Lakes villas were built between 2004 and 2008. However, many have been extensively renovated by owners and landlords. The key is checking renovation status before signing. A fully updated Lakes villa feels modern while retaining the mature landscaping that newer communities lack. An unrenovated unit will show its age in the kitchen, bathrooms, and electrical systems.
How do I get a move-in permit for The Lakes?
Apply through Emaar community management with your tenancy contract and Emirates ID. Processing takes 3–5 business days and requires a refundable AED 2,000 deposit. Permitted moving hours are 9:00 AM–5:00 PM, Sunday through Thursday. Saturday moves need advance approval. Start the application at least 10 days before your planned move date.
